Planning and Environment Act 1987
GREATER GEELONG PLANNING SCHEME
AMENDMENT C177
EXPLANATORY REPORT
Who is the planning authority?
This amendment has been prepared by the Greater Geelong City Council which is the
planning authority for this amendment.
The amendment has been made at the request of Greater Geelong City Council, in partnership
with the Department of Planning and Community Development.
Land affected by the amendment.
The amendment applies to five identified areas of land on the Bellarine Peninsula, as follows:
 Lake Connewarre Escarpment (land in the southern part of Leopold and parts of
Wallington).
 Lake Victoria and Yarram Creek (land to the west of Fellows Road, Point Lonsdale and
parts of Marcus Hill and Mannerim).
 Swan Bay and Surrounds (land to the west of Swan Bay, parts of Mannerim and the lower
reaches of St. Leonards).
 Murradoc Hill (land to the east of the Drysdale and Clifton Springs townships and parts of
Bellarine).
 Clifton Springs to Portarlington Coast (land between these two townships, to the west of
the Geelong – Portarlington Road).
What the amendment does.
The amendment introduces and applies the Significant Landscape Overlay (SLO) to five
identified areas of land on the Bellarine Peninsula, in the form of the following Schedules to
Clause 42.03 of the Greater Geelong Planning Scheme:
 SLO10: Lake Connewarre Escarpment
 SLO11: Lake Victoria and Yarram Creek
 SLO12: Swan Bay and Surrounds
 SLO13: Murradoc Hill
 SLO14: Clifton Springs to Portarlington Coast
The amendment also changes the Municipal Strategic Statement (MSS) at Clause 21.13
Coastal Areas to include reference to significant landscapes on the Bellarine Peninsula.
Strategic assessment of the amendment

Why is the amendment required?
The Coastal Spaces Landscape Assessment Study 2006 was commissioned in December 2004
as part of the Coastal Spaces Initiative, led by the Department of Sustainability and
Environment. The study focused on the coastal areas of Gippsland (Bass Coast to the NSW
border), the Bellarine Peninsula and coast west of Warrnambool to the South Australian
border. The Study was designed to implement the objectives of the Coastal Management Act
1995 and the Victorian Coastal Strategy 2008.
The study identified and mapped individual landscape characteristics within these coastal
regions, identified significant landscapes and provided an implementation framework to assist
local government in managing development impacts within coastal landscapes.
The amendment will correct a policy gap in the Greater Geelong Planning Scheme where a
number of permit exemptions exist. The amendment will provide greater statutory weight
when assessing planning applications for buildings and works and removal of vegetation.
It is noted that some of the land identified and mapped in the Lake Victoria and Yarram
Creek overlay has not been included in the final exhibited Amendment C177. The excluded
land consists of four properties located to the north east corner of Ocean Grove – within the
proposed settlement boundary, and part of the Lonsdale Golf Club, located within the
proposed Point Lonsdale Settlement Boundary. These areas are currently in the process of
being rezoned for residential purposes and their exclusion is consistent with the Coastal
Spaces Landscape Assessment Study where the urban areas of settlements were excluded
from the study.

How does the amendment implement the objectives of planning in Victoria?
The amendment will implement relevant objectives of planning in Victoria by:
a) Providing for the fair, orderly, economic and sustainable development of land on the
Bellarine Peninsula via implementation of the recommendations of the Coastal Spaces
Landscape Assessment Study 2006.
b) Providing for the protection of natural resources through appropriate development
control of significant coastal landscapes on the Bellarine Peninsula.
c) Securing a pleasant living and recreational environment for all Victorians and visitors
to Victoria through the safeguarding of coastal views and significant landscapes as
viewed on the Bellarine Peninsula.
d) Conserving areas which are of aesthetic value as identified in the Coastal Spaces
Landscape Assessment Study 2006.

How does the amendment address the environmental effects and any relevant social
and economic effects?
The amendment will not result in any adverse environmental impacts, in fact, it will aid in the
protection and conservation of significant vegetation and coastal landscapes.
It is considered the requirement for a development permit on private land is not unreasonable.
Each schedule to the SLO will provide for exemptions to allow minor buildings and works,
including a number of exemptions relating to vegetation removal, which can be undertaken
without the need for a permit.

Does the amendment comply with the requirements of any Minister’s Direction
applicable to the amendment?
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The amendment is not affected by any of the Minister's Directions under section 12 of the
Planning and Environment Act 1987.
The amendment is consistent with the Ministerial Direction on the Form and Content of
Planning Schemes under section 7(5) of the Act.

How does the amendment support or implement the State Planning Policy
Framework?
Clause 15 of the State Planning Policy Framework (SPPF) relates to Environment and Clause
15.08 deals specifically with Coastal Areas. The first objective of Clause 15.08 is “to protect
and enhance the natural ecosystems and landscapes of the coastal and marine environment”.
Clause 15.08-3 states decision making by planning authorities should be consistent with and
have regard to the Coastal Spaces Landscape Assessment Study 2006.
The amendment is clearly consistent with the SPPF and provides for the safeguarding of
identified significant coastal landscapes via implementation of the SLO into the Greater
Geelong Planning Scheme.

How does the amendment support or implement the Local Planning Policy
Framework?
The amendment is consistent with the Local Planning Policy Framework including the
Municipal Strategic Statement, namely:
 Clause 21.08 Urban Growth, which seeks to maintain a non-urban break between
settlements and protect areas of environmental sensitivity, including coastal areas. The
policy notes that throughout the municipality there is a feeling that coast and country
are always close to settlements, a quality the Geelong community wishes to retain.
 Clause 21.13 Coastal Areas, which identifies coastal areas as an important natural
feature of the municipality. Objectives of the policy include to protect and maintain
the visual qualities of the City’s coastal areas, prevent lineal urban sprawl along the
coast and to manage tourism pressures on the coast to ensure that the values that attract
visitors are not compromised or diminished.
 Clause 21.23 Tourism, which states that tourism is increasing in importance to the
municipality with its associated economic and employment benefits, and highlights the
need to protect areas of sensitive environmental interest, including the coast.
 Clause 21.24 Agriculture and Rural Land, which seeks to preserve environmentally
significant features in rural areas and the landscape character of rural areas by applying
the Significant Landscape Overlay where appropriate.
 Clause 21.30 Design and Built Form, which states as its first objective: “to improve
the physical quality of Geelong’s built environment and public spaces. One of the
strategies to achieve this is to retain and strengthen significant vistas and views to key
landscapes and view corridors.
The amendment is also consistent with Council’s newly formatted Municipal Strategic
Statement (Clauses 21.05, 21.07 and 21.14) which is awaiting Ministerial approval as part of
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Amendment C129. The new MSS includes policy to ensure development in rural areas
respects the farmed landscape character, particularly significant landscapes on the Bellarine
Peninsula, as identified through the Coastal Spaces Landscape Assessment Study 2006.

Does the amendment make proper use of the Victoria Planning Provisions?
The amendment makes proper use of the Victoria Planning Provisions by applying the most
suitable overlay to protect significant landscapes on the Bellarine Peninsula, that being the
SLO. The purpose of Clause 43.02 SLO is to identify significant landscapes and to conserve
and enhance the character of significant landscapes.
The amendment will introduce five (5) schedules to the SLO, with each schedule applying to
a separate landscape. Each significant area has different landscape characteristics that
warrant protection.

How does the amendment address the views of any relevant agency?
The amendment has been prepared in partnership with the Department of Planning and
Community Development, following an extensive strategic planning process, culminating in
the release of the Coastal Spaces Landscape Assessment Study 2006. It is noted that the State
Government has provided a grant of $40,000 to assist Council with the process.
Other agencies involved in the Coastal Spaces Landscape Assessment Study for the Bellarine
Peninsula included the Department of Sustainability and Environment South West Region,
the Corangamite Catchment Management Authority, Aboriginal Affairs Victoria, the Central
Coastal Board, Heritage Victoria and the Borough of Queenscliffe. These agencies formed
the Bellarine Region Reference Group to assist in the formulation of the Study.

What impact will the new planning provisions have on the resource and
administrative costs of the responsible authority?
While the amendment will result in an increase in permit applications to be assessed by the
Statutory Planning Department, it is considered the number of applications will be minor and
not impact on existing resources.
Where you may inspect this Amendment.
The amendment is available for public inspection, free of charge, at the following places.
During Office Hours at: Greater Geelong City Council, Customer Service Centre, Ground
Floor, 131 Myers Street, Geelong
During Office Hours at: Greater Geelong City Council, Customer Service Centre, Drysdale
Customer Service Centre, 18-20 Hancock Street, Drysdale
During Office Hours at: Greater Geelong City Council, Customer Service Centre, The
Grove Centre, 66-70 The Avenue (78 Presidents Avenue), Ocean Grove
Have a Say section of the City’s website at: www.geelongaustralia.com.au/council/yoursay
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Department of Planning and Community Development website at:
www.dpcd.vic.gov.au/planning/publicinspection
Further information
For further information about the Amendment, please contact the Strategic Implementation
Unit at the City of Greater Geelong on (03) 5272 4496 and quote Amendment C177, or via
email strategicplanning@geelongcity.vic.gov.au
Written submissions
Submissions about Amendment C177 should be received by Monday, 28 September 2009
and addressed to:
The Coordinator
Strategic Implementation
City of Greater Geelong
either by mail to:
 PO Box 104, GEELONG VIC 3220
or by email to:
 strategicplanning@geelongcity.vic.gov.au
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